Income Property with Redevelopment
For Sale
$749,000
1 Railroad Square, Haverstraw, NY 10927
Income-producing property with future mixed-use redevelopment potential in Haverstraw.
Property Size4,120 SF
Days on Market200
Property Features for 1 Railroad Square
General Information
Standard status
Active
Size
4,120 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$28,552
Building Details
Building Size
4,120 SF
Listing Agency:
Ellis Realty Commercial
(845) 216-7670
Listed By:
Hamid Moghadam · License #10491205064
(845) 216-7670
Source:
Cohenandcohenrealty
Added: Feb 5
Changed: Aug 23
Last Checked: Aug 23 at 5:37AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Ellis Realty Commercial
Investment Insights
Based on property information with market context.
This income-producing property offers future development potential. The main office space is currently leased at $4,000 per month, providing stable cash flow. A separate Caboose unit on the property is available for rent at $1,500 per month, offering additional income potential. The property presents a compelling opportunity for future mixed-use redevelopment, subject to municipal approvals. Located in the Town of Haverstraw, an area undergoing significant revitalization supported by capital improvement funding, the property benefits from numerous development projects currently underway or in progress throughout the town, enhancing long-term value and growth prospects. The location has a walk score of 53, indicating it is somewhat walkable, and a bike score of 14, indicating it is somewhat bikeable. This property is ideal for investors, owner-users, or developers seeking income today with upside for tomorrow.
Key Highlights
- Income‑producing property with existing lease at $4,000/month.
- Additional rental unit (Caboose) available for $1,500/month, increasing income potential.
- Future mixed‑use redevelopment potential (subject to approvals).
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$33,720
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.50%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$674,400
$674.4K
Cap Rate 7%
$481,714
$481.7K
Cap Rate 9%
$374,667
$374.7K
Market Conditions
NOI Build-Up for 4,120 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$61.8K $15.00/SF
− Vacancy
−$7.8K −$1.91/SF
EGI
$54.0K $13.10/SF
− OpEx
−$20.2K −$4.91/SF
NOI
$33.7K $8.18/SF
Area
Rockland County, NY
Vacancy
12.70%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$674,400
Cap Rate 7%
$481,714
Cap Rate 9%
$374,667
Alternative Uses
Best Use
Mixed Use
$481.7K
$421.5K – $562.0K
NOI $33,720 @ 7.0% cap · market cap 4.50%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.72M
$2.38M – $3.18M
NOI $190,684 @ 7.0% cap · market cap 25.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
663
Businesses Nearby
Explore this area
Business Placement
Demographics for 10927, NY
12,323
Population
4,180
Households
2.9
Avg Household Size
36
Median Age
24%
College-Educated
72%
High-School Grad
2.0 sq mi
ZIP Area
6,162
Density / Sq Mi
$67,447
Median Household Income
$35,950
Median Earnings
$1,741
Median Rent
$361,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Income-producing property with future mixed-use redevelopment potential in Haverstraw.
Where is this mixed-use property located?
The property is located at 1 Railroad Square Haverstraw, NY.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Income‑producing property with existing lease at $4,000/month.; Additional rental unit (Caboose) available for $1,500/month, increasing income potential.; Future mixed‑use redevelopment potential (subject to approvals).
